STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          APPEAL OF                                    DOCKET NO.: DJ210131RO
                                                       (Refile of DG210243RO)
                    M. Asch and H. Mednick,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CE210146S
                                                       SUBJECT PREMISES:
                                                       2402 65th Street
                                                       Apt. E16
                                                       Brooklyn, N.Y.


          The above-named owner refiled and perfected a timely petition for 
          administrative review of an order issued on July 17, 1989 
          concerning the housing accommodations relating to the above- 
          described docket number.

          The Commissioner has reviewed all the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised by the petition.

          The tenant commenced this proceeding on May 4, 1988 by filing a 
          complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.

          In answer, the owner asserted in substance that repairs were done.

          On May 22, 1989, an inspection of the subject apartment was 
          conducted by a DHCR staff member who confirmed the existence of 
          defective conditions.

          By an order dated July 17, 1989, the Administrator directed the 
          restoration of services and ordered a rent reduction.

          In this petition, the owner contends in substance that repairs were 
          made and further contends without any substantiation that the 


          tenant refused access.

          In answer, the tenant stated that the complained of conditions have 
          not been corrected, and denied in substance refusing access.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          authorized to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required 
          services.  The owner's petition does not establish any basis to 
          modify or revoke the Administrator's determination based on the 
          physical inspection which confirmed the existence of defective 
          conditions, warranting a rent reduction.  

          Furthermore, the owner's allegation concerning access was not 
          raised in the proceeding below before the Administrator prior to 
          the issuance of the Administrator's order and is now raised for the 
          first time on appeal.  The Commissioner also notes that a copy of 
          a May 20, 1988 work order was submitted for the first time with 
          this appeal and was therefore not before the Administrator.  
          Accordingly, both of these defenses are beyond the scope of review 
          which is limited to the issues and evidence that had been before 
          the Administrator.

          The rent will be restored only when an owner's application to 
          restore the rent is filed and granted.  The owner is advised to 
          file such an application if the facts so warrant.

          The automatic stay of the retroactive rent abatement that resulted 
          from the filing of this petition is vacated upon issuance of this 
          Order and Opinion.

          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and Operational Bulletin 84-1, it is

          ORDERED, that this petition be, and the same hereby is, denied, and 
          that the Administrator's order be, and the same hereby is, 


                                             LULA M. ANDERSON
                                             Deputy Commissioner  

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